MONTEREY COUNTY PLANNING & BUILDING INSPECTION DEPARTMENT st AVENUE, MARINA, CA (831) FAX: (831)
|
|
- Sherilyn Johnson
- 7 years ago
- Views:
Transcription
1 MONTEREY COUNTY PLANNING & BUILDING INSPECTION DEPARTMENT st AVENUE, MARINA, CA (831) FAX: (831) MONTEREY COUNTY ZONING ADMINISTRATOR Meeting: October 30, 2003 at 9:40 a.m. Agenda Item 5 Project Description: Amendment to a previously approved Coastal Administrative Permit and Design Approval (Resolution No ) consisting of the following: 1) delete the previously approved two-story single family residence from the plans; 2) convert the existing 810 sq. ft. artist studio (yurt) into a single family residence; 3) construct a 1,725 sq. ft. onestory addition and a 525 sq. ft. deck to the artist studio; and 4) relocate and attach the previously approved 240 sq. ft. carport to the artist studio. Project Location: Clear Ridge Road, Big Sur APN: Planning Number: PLN Name: Eizner, Eduardo Plan Area: Big Sur Coast Land Use Plan Flagged and Staked: Yes Zoning Designation: WSC/40-D (CZ), (Watershed and Scenic Conservation) CEQA Action: Categorically Exempt (a) and (e) single family dwelling conversion. Department: Planning and Building Inspection RECOMMENDATION: Approve the project based on Findings and Evidence (Exhibit A ) and subject to proposed conditions (Exhibit B ). OVERVIEW OF POTENTIAL ISSUES: Biological Resources. Hutchinson s larkspur, an endangered plant species, is present on the subject property along the cut bank on the south side of Clear Ridge Road. The Biological Assessment prepared by Jeff Norman, dated June 25, 2003, concludes that the proposed development is sufficiently setback from the Larkspur plants (approximately 250 feet) and will have no impact. Visual Resources. The project planner conducted a site visit on August 01, 2003, to verify that the proposed project complies with the LCP. The project will not have a significant adverse effect on the public viewshed and will not intrude on the critical viewshed. Archeological Resources. The Archeological Report prepared by Archaeological Consulting, dated November 14, 1997, concludes that there is no surface evidence of potentially significant archeological resources on the site. Soils and Geological Constraints. The Geotechnical Report prepared by Grice Engineering, Inc., dated January 21, 1998, concludes that the site is suitable for the project.
2 Previous Coastal Administrative Permit and Design Approval. On August 13, 1998, the Zoning Administrator adopted Resolution No (Exhibit D ) approving the original project. The original project was much larger in terms of the number and size of the structures. In addition, the development was sited in several locations across the parcel. The only structure constructed pursuant to Resolution No was the artist studio (yurt). In contrast, the proposed project is much smaller and would consolidate all of the structures on one area of the parcel. Approval of this project would supercede Resolution No since that project would no longer apply. Applicable conditions from the adopted Resolution are included in Exhibit B. OTHER AGENCY INVOLVEMENT: Water Resources Agency Environmental Health Division Public Works Department Parks Department Department of Forestry and Fire Protection Coastal Commission All have reviewed this project. The Planning and Building Inspection Department, Water Resources Agency and the Department of Forestry and Fire Protection recommend conditions (Exhibit B ). The Big Sur Land Use Advisory Committee (LUAC) reviewed the project on August 26, 2003 and recommended approval (vote 5 to 0) with one comment. (Exhibit E ). Note: The decision on this project is appealable to the Board of Supervisors and to the Coastal Commission. Brett Becker, Assistant Planner (831) , beckerbc@co.monterey.ca.us October 3, 2003 Cc: Environmental Health; Public Works; Parks Department; Department of Forestry and Fire Protection; Monterey County Water Resources Agency; Ann Towner; Brett Becker; Linda Rotharmel; Coastal Commission; Property Owner; File Attachments: Exhibit "A" Recommended Findings and Evidence Exhibit "B" Recommended Conditions of Approval Exhibit "C" Project Plans Exhibit "D" Resolution No Exhibit "E" Big Sur LUAC Report Exhibit "F" Vicinity Map This report reviewed by Ann Towner, Planning and Building Services Manager 2
3 EXHIBIT A RECOMMENDED FINDINGS AND EVIDENCE 1. FINDING: CONSISTENCY, SITE SUITABILITY AND PUBLIC ACCESS The Eizner Permit Amendment (PLN030127), as described in Condition #1, and as conditioned, is consistent with the plans, policies, requirements and standards of the Local Coastal Program (LCP). The LCP for this site consists of the Big Sur Coast Land Use Plan, Big Sur Coastal Implementation Plan (Part 3), Part 6 of the Coastal Implementation Plan, and Part 1 of the Coastal Implementation Plan (Title 20 Zoning Ordinance). The property is located at Clear Ridge Road, Big Sur, Coastal Zone. The parcel is zoned WSC/40-D (CZ) (Watershed and Scenic Conservation, 40 acres per unit, Design Control, in the Coastal Zone). The site is physically suitable for the use proposed. The project is in conformance with the public access and public recreation policies of the Coastal Act and the Local Coastal Program, and does not interfere with any form of historic public use or trust rights (see B.4). No access is required as part of the project as no substantial adverse impacts on access, either individually or cumulatively, as described in Section B.4.c of the Monterey County Coastal Implementation Plan, can be demonstrated. EVIDENCE: (a) The application and plans submitted for the Permit Amendment in project file PLN at the Monterey County Planning and Building Inspection Department. (b) The applicant provided the Monterey County Planning and Building Inspection Department with an amended Design Approval Request, drawings, and a statement of materials and colors to be used. (c) The proposed Permit Amendment and the changes to the project are described in Condition 1. On August 13, 1998, the Zoning Administrator adopted Resolution No approving the original project. The original project was much larger in terms of the number and size of the structures. In addition, the development was sited in several locations across the parcel. The only structure constructed pursuant to Resolution No was the artist studio (yurt). In contrast, the proposed project is much smaller and would consolidate all of the structures on one area of the parcel. Approval of this project would supercede Resolution No since that project would no longer apply. Applicable conditions from the adopted Resolution are included in this project. (d) The Geotechnical Report prepared by Grice Engineering, Inc., dated January 21, 1998, concludes that the site is suitable for the project, provided that the recommendations are incorporated in the project design. (e) The Archeological Report prepared by Archaeological Consulting, dated November 14, 1997, concludes that there is no surface evidence of potentially significant archeological resources on the site. (f) Hutchinson s larkspur, an endangered plant species, is present on the subject property along the cut bank on the south side of Clear Ridge Road. The Biological Assessment prepared by Jeff Norman, dated June 25, 2003, concludes that the 3
4 proposed development is sufficiently setback from the larkspur plants (approximately 250 feet) and will have no impact. (g) The project planner conducted a site visit on August 01, 2003, to verify that the proposed project complies with the LCP. The project will not have a significant adverse effect on the public viewshed and will not intrude on the critical viewshed. (h) The Big Sur Land Use Advisory Committee reviewed and recommended approval (5-0 vote) of the Permit Amendment on August 26, (i) The project and site have been reviewed by the Monterey County Planning and Building Inspection Department, Coastal Commission, Department of Forestry and Fire Protection, Monterey County Water Resources Agency, Monterey County Public Works Department, Monterey County Parks Department, and Monterey County Health Department. There has been no indication from these agencies that the site is not suitable. There are no physical or environmental constraints such as geologic or seismic hazard areas, environmentally sensitive habitats, or similar areas that would indicate the site is not suitable for the use proposed. (j) The subject property is not described as an area where the Local Coastal Program requires access and is not indicated as part of any designated trails or shoreline access. No evidence or documentation has been submitted or found showing the existence of historic public use or trust rights over this property. 2. FINDING: CEQA The proposed project will not have a significant environmental impact. EVIDENCE: Sections 15303(a) and (e) of the CEQA Guidelines categorically exempt the proposed development from environmental review. No adverse environmental impacts were identified during staff review of the development application. 3. FINDING: NO VIOLATIONS The subject property is in compliance with all rules and regulations pertaining to zoning uses, subdivisions and other applicable provisions of Title 20. Zoning violation abatement costs, if any, have been paid. EVIDENCE: Sections and of Title 20 Zoning Ordinance (Part 1 of the Monterey County Coastal Implementation Plan). Staff verification of the Monterey County Planning and Building Inspection Department records indicates that no violations exist on subject property. 4. FINDING: HEALTH AND SAFETY The establishment, maintenance, and operation of the proposed development applied for will not under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood or to the general welfare of the County. EVIDENCE: Preceding findings and supporting evidence. 5. FINDING: APPEALABILITY The decision on this project is appealable to the Board of Supervisors and the Coastal Commission. 4
5 EVIDENCE: Sections and of Title 20 Zoning Ordinance (Part 1 of the Monterey County Coastal Implementation Plan). 5
6 EXHIBIT B RECOMMENDED CONDITIONS 1. The Eisner Permit Amendment (PLN030127) amends a previously approved Coastal Administrative Permit and Design Approval (Resolution No ) consisting of the following: 1) delete the previously approved two-story single family residence from the plans; 2) convert the existing 810 sq. ft. artist studio (yurt) into a single family residence; 3) construct a 1,725 sq. ft. onestory addition and a 525 sq. ft. deck to the artist studio; and 4) relocate and attach the previously approved 240 sq. ft. carport to the artist studio. The property is located at Clear Ridge Road (Assessor's Parcel Number ), Big Sur Coast area, Coastal Zone. Neither the uses nor the construction allowed by this permit shall commence unless and until all of the conditions of this permit are met to the satisfaction of the Director of Planning and Building Inspection. Any use or construction not in substantial conformance with the terms and conditions of this permit is a violation of County regulations and may result in modification or revocation of this permit and subsequent legal action. No use or construction other than that specified by this permit is allowed unless additional permits are approved by the appropriate authorities. (Planning and Building Inspection) Prior to the Issuance of Grading and Building Permits: 2. The applicant shall record a notice which states: "A permit (Resolution No ) was approved by the Zoning Administrator for Assessor's Parcel Number on October 30, The permit was granted subject to 13 conditions of approval, which run with the land. A copy of the permit is on file with the Monterey County Planning and Building Inspection Department." Proof of recordation of this notice shall be furnished to the Director of Planning and Building Inspection prior to issuance of building permits or commencement of the use. (Planning and Building Inspection) 3. All exterior lighting shall be unobtrusive, harmonious with the local area, and constructed or located so that only the intended area is illuminated and off-site glare is fully controlled. The applicant shall submit 3 copies of an exterior lighting plan which shall indicate the location, type, and wattage of all light fixtures and include catalog sheets for each fixture. The exterior lighting plan shall be subject to approval by the Director of Planning and Building Inspection, prior to the issuance of building permits. (Planning and Building Inspection) 4. Native trees located close to the construction site shall be protected from inadvertent damage from construction equipment by wrapping trunks with protective materials, avoiding fill of any type against the base of the trunks and avoiding an increase in soil depth at the feeding zone or drip line of the retained trees. Said protection shall be demonstrated prior to issuance of building or grading permits. (Planning and Building Inspection) 5. Hutchinson s larkspur shall be protected during construction. Care must be taken that equipment 6
7 operators are aware of the plant s location at the south edge of existing Clear Ridge Road. No equipment shall be operated within 20 feet of these plants. The plants shall be staked throughout construction. No excavated material shall be stored within 20 feet of these plants, or be allowed to cascade into, or otherwise deposited in this zone. Said protection shall be demonstrated prior to issuance of building or grading permits. (Planning and Building Inspection) 6. Prior to issuance of any grading or building permits, the applicant shall provide the Water Resources Agency a drainage plan prepared by a registered civil engineer or architect addressing on-site and off-site impacts. Stormwater runoff from impervious surfaces shall be dispersed at multiple points, away from and below any septic leach fields, over the least steep available slopes, with erosion control at outlets. Drainage improvements shall be constructed in accordance with plans approved by the Water Resources Agency. (Water Resources Agency) Prior to Final Building Inspection/Occupancy: 7. Any existing landscaping, Coast range grassland and Coastal terrace prairie that are disturbed by construction shall be re-landscaped and/or restored with indigenous drought-resistant non-invasive species and subject to the approval of the Director of Planning and Building Inspection. At least three weeks prior to occupancy, three copies of a landscaping/restoration plan shall be submitted to the Director of Planning and Building Inspection for approval. A landscape plan review fee is required for this project. Fees shall be paid at the time of landscape plan submittal. The landscaping/restoration plan shall incorporate the recommendations contained in the Biological Assessment prepared by Jeff Norman (June 25, 2003). This includes the removal of exotic plants such as Scotch and French Bloom, Eucalyptus, Kikiyu grass, Vinca, Pampas grass, Gorse and other non-native invasive species (including Monterey pine and various species of thistle) providing such removal does not increase potential erosion problems. In addition, any native landscaping planted within or surrounding the original location of the single family residence and carport (pursuant to the approved landscaping plan for Resolution No ) shall be relocated in order to provide for screening of the new structures/additions as well as to return the habitat within that original location back to its former condition. The landscaping/restoration plan shall be in sufficient detail to identify the location, specie, and size of the proposed landscaping materials and shall be accompanied by a nursery or contractor's estimate of the cost of installation of the plan. Before occupancy, landscaping shall be either installed or a certificate of deposit or other form of surety made payable to Monterey County for that cost estimate shall be submitted to the Monterey County Planning and Building Inspection Department. (Planning and Building Inspection) 8. All fire department notes are on the plans and shall be included on the building permit plans. (Department of Forestry and Fire Protection) 9. Fire sprinkler systems are required in completed new residence, including attached carport. (Department of Forestry and Fire Protection) 7
8 10. The applicant shall comply with Ordinance No. 3932, or as subsequently amended, of the Monterey County Water Resources Agency pertaining to mandatory water conservation regulations. The regulations for new construction require, but are not limited to: a) All toilets shall be ultra-low flush toilets with a maximum tank size or flush capacity of 1.6 gallons, all shower heads shall have a maximum flow capacity of 2.5 gallons per minute, and all hot water faucets that have more than ten feet of pipe between the faucet and the hot water heater serving such faucet shall be equipped with a hot water recirculating system. b) Landscape plans shall apply xeriscape principles, including such techniques and materials as native or low water use plants and low precipitation sprinkler heads, bubblers, drip irrigation systems and timing devices. (Water Resources Agency) Continuous Permit Conditions: 11. If cultural, archeological, historical or paleontological resources are uncovered at the site (surface or subsurface resources) work shall be halted immediately within 50 meters (165 feet) of the find until it can be evaluated by a qualified professional archeologist. The Monterey County Planning and Building Inspection Department and a qualified archeologist (i.e., an archeologist registered with the Society of Professional Archeologists) shall be immediately contacted by the responsible individual present on-site. When contacted, the project planner and the archeologist shall immediately visit the site to determine the extent of the resources and to develop proper mitigation measures required for the discovery. (Planning and Building Inspection) 12. All landscaped areas and/or fences shall be continuously maintained by the property owner and all plant material shall be continuously maintained in a litter-free, weed-free, healthy, growing condition. (Planning and Building Inspection) 13. No land clearing or grading shall occur on the subject parcel between October 15 and April 15 unless authorized by the Director of Planning and Building Inspection. (Planning and Building Inspection) PLN Eizner Staff Report 8
Michael & Christina Harland (PLN020078)
LYNNE MOUNDAY ZONING ADMINISTRATOR COUNTY OF MONTEREY STATE OF CALIFORNIA RESOLUTION NO. 020078 A. P. # 009-451-011-000 In the matter of the application of Michael & Christina Harland (PLN020078) FINDINGS
More informationPLANNING COMMISSION COUNTY OF MONTEREY, STATE OF CALIFORNIA
PLANNING COMMISSION COUNTY OF MONTEREY, STATE OF CALIFORNIA In the matter of the application of Pebble Beach Company (PLN020290) RESOLUTION NO. 02074 A.P. # 008-411-018-000-M FINDINGS AND DECISION for
More informationSANTA BARBARA COUNTY COMPREHENSIVE PLAN LOMPOC AREA
SANTA BARBARA COUNTY COMPREHENSIVE PLAN LOMPOC AREA A. LAND USE ELEMENT INTERPRETIVE GUIDELINES B. COMMUNITY BENEFITS C. COUNTY ACTION ITEMS Adopted by the Board of Supervisors November 9, 1999 A. Santa
More informationCOASTAL DEVELOPMENT PERMIT
COASTAL DEVELOPMENT PERMIT ZONE CODE SECTIONS 12.20.2 prior to LCP certification. The MASTER LAND USE APPLICATION INSTRUCTION SHEET 500' RADIUS should also be followed, except that a 100-foot radius map
More information1.7.0 Floodplain Modification Criteria
1.7.0 Floodplain Modification Criteria 1.7.1 Introduction These guidelines set out standards for evaluating and processing proposed modifications of the 100- year floodplain with the following objectives:
More informationBEFORE THE HEARING EXAMINER FOR THURSTON COUNTY
BEFORE THE HEARING EXAMINER FOR THURSTON COUNTY In the Matter of the Application of ) NO. SSDP 000823 ) Richard O. Malin ) FINDINGS, CONCLUSIONS ) AND DECISION For Approval of a Shoreline Substantial )
More informationPLANNED UNIT DEVELOPMENT & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 7, 2013
PLANNED UNIT DEVELOPMENT & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 7, 2013 NAME LOCATION Audubon Properties, LLC. 4700 & 4960 Dauphin Island Parkway West side of Dauphin Island Parkway, 580
More informationFILING REQUIREMENTS EXCERPTS FROM THE ZONING ORDINANCE SOLAR ENERGY SYSTEMS
County of San Diego, Planning & Development Services APPLICANT S GUIDE FOR A SOLAR ENERGY SYSTEM ZONING DIVISION These guidelines provide information on how to apply for a Solar Energy System. Review the
More informationPLANNED DEVELOPMENT PERMIT
FILE NO. LOCATION OF PROPERTY ZONING DISTRICT ZONING FILE NUMBER GENERAL PLAN DESIGNATION PROPOSED USE PLANNED DEVELOPMENT PERMIT PDA05-095-01 Southwest corner of Silver Creek Valley Road and Silver Creek
More informationChapter 3 SENSITIVE AREAS AND VEGETATED CORRIDORS
Chapter 3 3.01 General Provisions 3.01.1 Introduction 3.01.2 Application and Interpretation of Chapter 3.01.3 Unbuildable Lots 3.01.4 Other Permits 3.01.5 Prohibited Activities 3.02 Service Provider Letter
More informationCITY OF YORBA LINDA P.O. BOX 87014 CALIFORNIA 92885-8714
CITY OF YORBA LINDA P.O. BOX 87014 CALIFORNIA 92885-8714 BUILDING DIVISION (714) 961-7120 Single Family Residential New Construction, Additions & Alterations Submittal Requirements Required agency approvals
More informationSOLAR ENERGY FACILITIES ZONING AMENDMENTS
SOLAR ENERGY FACILITIES ZONING AMENDMENTS 1. In Section 10, Special Regulations, of the Zoning Bylaw, insert a new Section 10.06, to be entitled Solar Energy Facilities and to read as follows: SECTION
More information9. Does the County of San Diego keep home plans on file for existing homes?
County of San Diego, Planning & Development Services FIRESTORM POLICY DOCUMENT BUILDING DIVISION FIRE REBUILD Answers to Commonly Asked Questions The County of San Diego understands the confusion and frustration
More information(c) Western Sycamore (Platanus racemosa)
ORDINANCE NO. 177404 An ordinance amending various provisions of Articles 2 and 7 of Chapter I and Article 6 of Chapter IV and Section 96.303.5 of the Los Angeles Municipal Code to assure the protection
More informationMission Canyon Residential Design Guidelines Workshop. Table Focus: Environmental Issues and Concerns
Mission Canyon Residential Design Guidelines Workshop Table Focus: Environmental Issues and Concerns Grading How is Grading Regulated in Santa Barbara County? The technical aspects of grading are regulated
More informationCity Code of ANN ARBOR, MICHIGAN Chapter 55 Zoning
ARTICLE II. USE REGULATIONS 5:10.2. R1A, R1B, R1C, R1D single family dwelling district (1) Intent. (a) These single family residential districts are designed to provide an environment of predominantly
More informationSECTION ELEVEN: ACTIVITIES REQUIRING A CERTIFIED EROSION AND SEDIMENT CONTROL PLAN 1
SECTION ELEVEN: ACTIVITIES REQUIRING A CERTIFIED EROSION AND SEDIMENT CONTROL PLAN 1 An application for approval of a soil erosion and sediment control plan in accordance with these regulations shall be
More informationEXETER TOWNSHIP SKETCH PLAN APPLICATION CHECKLIST
EXETER TOWNSHIP SKETCH PLAN APPLICATION CHECKLIST Submission Checklist: Items A through G ARE REQUIRED for the first submission of a Sketch Plan. Only Item C is required for the submission of revisions
More informationORDINANCE NO. 2013 -
ORDINANCE NO. 2013 - AN ORDINANCE OF BREVARD COUNTY, FLORIDA AMENDING CHAPTER 62, LAND DEVELOPMENT REGULATIONS SECTION 62-2891, LOT DRAINAGE, AND CHAPTER 22 BUILDINGS AND BUILDING REGULATIONS, SECTION
More informationTREE PERMIT APPLICATION Private Property- Section 10.52.120 MBMC COMMUNITY DEVELOPMENT DEPARTMENT
Permit No.: TREE PERMIT APPLICATION Private Property- Section 10.52.120 MBMC COMMUNITY DEVELOPMENT DEPARTMENT City Hall 1400 Highland Avenue Manhattan Beach, CA 90266-4795 Telephone (310) 802-5500 FAX
More informationAnswers to Commonly Asked Questions
County of San Diego, Planning & Development Services FIRESTORM POLICY AND GUIDANCE DOCUMENT BUILDING DIVISION Answers to Commonly Asked Questions The County of San Diego understands the confusion and frustration
More informationCity of Douglas Commercial Building Permit Site Application
City of Douglas Commercial Building Permit Site Application *Complete the following information including a complete site plan and floor plan. *Incomplete information may result in delay and/or rejection
More informationTOWN OF JUNO BEACH 340 Ocean Drive Juno Beach, FL 33408 Phone: (561) 656-0302 Fax: (561) 775-0812
TOWN OF JUNO BEACH 340 Ocean Drive Phone: (561) 656-0302 Fax: (561) 775-0812 Application for Building Permit & Certificate of Occupancy OFFICE USE ONLY: Date: Permit #: Tracking #: Job Address: Property
More informationCity of Colleyville Community Development Department. Site/Landscape Plan Application Packet
City of Colleyville Community Development Department Site/Landscape Plan Application Packet Development Application Fees City of Colleyville 100 Main Street Colleyville TX 76034 817.503.1050 Zoning Zoning
More informationAdopted 9/23/98 CHATTAHOOCHEE CORRIDOR PLAN. The goals of the Chattahoochee Corridor Plan (hereinafter also referred to as the Plan ) are:
CHATTAHOOCHEE CORRIDOR PLAN Adopted 9/23/98 PART 1: GOALS. POLICY. COVERAGE. A. Goals The goals of the Chattahoochee Corridor Plan (hereinafter also referred to as the Plan ) are: 1. Preservation and protection
More informationZoning Nonconformities
County of San Mateo Planning and Building Department Zoning Nonconformities San Mateo County Zoning Regulations Planning and Building Department 455 County Center, Second Floor Redwood City, California
More informationHARDWICK TOWNSHIP WARREN COUNTY, NEW JERSEY
HARDWICK TOWNSHIP WARREN COUNTY, NEW JERSEY AN ORDINANCE TO AMEND CHAPTER XIII OF THE REVISED GENERAL ORDINANCES BEING THE LAND DEVELOPMENT ORDINANCE OF THE TOWNSHIP OF HARDWICK TOWNSHIP IN ORDER TO ADOPT
More informationRevised General Plan Amendment Report (GPAR) PAA 05-017 GPA 06-003 BC 05-0104 R06-006 ER06-08-024 APN # 268-130-43 APN # 268-130-42
LAW OFFICES OF VATCHE CHORBAJIAN ATTORNEYS AT LAW 655 North Central Avenue 17 th Floor Glendale, CA 91203 phone 818.409.6700 fax 858.923.2124 12707 High Bluff Dr, Ste 100 San Diego, CA 92130 phone 858.259.5577
More informationBEFORE THE HEARING EXAMINER FOR THURSTON COUNTY
BEFORE THE HEARING EXAMINER FOR THURSTON COUNTY In the Matter of the Application of ) NO. SSDP 000748 ) Kevin Robinson ) FINDINGS, CONCLUSIONS ) AND DECISION For a Shoreline Substantial Development ) Permit
More informationVILLAGE OF PLEASANT PRAIRIE COMMERCIAL COMMUNICATION PERMIT
VILLAGE OF PLEASANT PRAIRIE COMMERCIAL COMMUNICATION PERMIT CLASS 1 COLLOCATION New Commercial Communication Structure Substantial Modification Please check one of the following: CLASS 2 COLLOCATION OTHER
More informationPRELIMINARY PROJECT REVIEW PROCESS
CITY OF CYPRESS 5275 Orange Avenue Cypress, California 90630 (714) 229-6720 PRELIMINARY PROJECT REVIEW PROCESS 1. Discuss project with Planning staff to determine zoning regulations, unusual characteristics
More informationStormwater Design Guidelines Frequently Asked Questions:
525 Golden Gate, 11th Floor San Francisco, CA 94102 T 415.551.4694 F 415.934.5728 TTY 415.554.3488 Stormwater Design Guidelines Frequently Asked Questions: A. GENERAL INQUIRIES... 2 1. What projects are
More informationSITE DEVELOPMENT PLAN CHECKLIST. Project Name: Site Plan No.:
SITE DEVELOPMENT PLAN CHECKLIST 5/12/05 Rev.3/14/06 Project Name: Site Plan No.: REVIEW CRITERIA Plans: A site development plan (signed and sealed) shall be on a 24 x 36 sheet at a scale that is no smaller
More informationThe Bond Release Process for New Subdivision Developments: An Overview for Homeowners Associations DRAFT 6-4-08. Revised 9-25-08
The Bond Release Process for New Subdivision Developments: An Overview for Homeowners Associations DRAFT 6-4-08. Revised 9-25-08 Fairfax County requires developers to post a performance bond if they are
More informationSummary and Description of 2014 Enhancements to New Jersey Model Stormwater Control Ordinance for Municipalities
Summary and Description of 2014 Enhancements to New Jersey Model Stormwater Control Ordinance for Municipalities This document summarizes and provides explanation for the purpose and intent of major recommended
More informationAPPLICATION PROCESS FOR LAND DISTURBING PERMIT
PREFACE: APPLICATION PROCESS FOR LAND DISTURBING PERMIT The property owner, developer and designated planners and engineers shall review the general development plans and detailed plans of the Local Issuing
More informationBUILDING PERMIT RESIDENTIAL BASEMENT FINISH
BUILDING PERMIT RESIDENTIAL BASEMENT FINISH DOCUMENTS YOU WILL NEED 1. Building Permit Residential Basement Finish Package 2. Contractors copy of state and business license ADDITIONAL FORMS YOU MAY NEED
More informationBLOCK 400 PLANNED COMMUNITY DISTRICT
BLOCK 400 PLANNED COMMUNITY DISTRICT Newport Center December 1983 Newport Beach, California Ordinance 88-119 Adopted December 12, 1988 Amendment No. 672 Resolution No. 95-115 Adopted October 9, 1995 Amendment
More informationYuma County Land Use Code
Yuma County Land Use Code THE BOARD OF COUNTY COMMISSIONERS OF YUMA COUNTY ADOPTED REVISED EFFECTIVE JANUARY 15, 2015 REVISED EFFECTIVE DECEMBER 1, 2011 REVISED EFFECTIVE FEBRUARY 1, 2010 EFFECTIVE JULY
More informationBuilding Permits: When are they required?
Building Permits: When are they required? Generally, you need to obtain a building permit from the City whenever you construct, enlarge, alter, repair, move, remove, improve, convert, or demolish a building
More informationVILLAGE OF BETHALTO COMMERCIAL BUILDING PERMIT APPLICATION
VILLAGE OF BETHALTO COMMERCIAL BUILDING PERMIT APPLICATION VILLAGE OF BETHALTO COMMERICAL BUILDING PERMIT INFORMATION / REQUIRMENTS I. APPLICATION REQUIREMENTS 1. GENERAL APPLICATION REQUIREMENTS A building
More informationSummary of the Heritage Tree Ordinance Updated July 2013
Summary of the Heritage Tree Ordinance Updated July 2013 Purpose of the Ordinance See also: Chapter 13.24 of the Menlo Park Municipal Code (Available at www.menlopark.org or by calling 330-6740) The City
More informationCITY OF SANTA ROSA DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT FOR PLANNING COMMISSION SEPTEMBER 13, 2012 APPLICANT FILE NUMBER CUP12-042
ITEM NO. 10 CITY OF SANTA ROSA DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT FOR PLANNING COMMISSION SEPTEMBER 13, 2012 PROJECT TITLE Turning Point Residential Treatment Center ADDRESS/LOCATION 440
More informationBond Release Process for New Subdivision Developments in Fairfax County
Bond Release Process for New Subdivision Developments in Fairfax County An Overview for Homeowners Associations A Fairfax County, Va., publication April 2009 For more information or to request this document
More informationPackage Treatment Plant Policy and Procedure
Package Treatment Plant Policy and Procedure PURPOSE There has been increased interest in the use of package treatment plants for new development proposals in the County. Current review procedures are
More informationTHE TOWN OF COLONIAL BEACH, VIRGINIA DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
THE TOWN OF COLONIAL BEACH, VIRGINIA DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT 315 Douglas Avenue, Colonial Beach, VA 22443 Phone: (804) 224-7506 Fax: (804) 224-1318 www.colonialbeachva.net APPLICATION
More informationORDINANCE NO. 2006-533 AN ORDINANCE AMENDING AND ESTABLISHING THE FEE SCHEDULE FOR SERVICES PROVIDED BY THE ELKHART COUNTY BUILDING DEPARTMENT
ORDINANCE NO. 2006-533 AN ORDINANCE AMENDING AND ESTABLISHING THE FEE SCHEDULE FOR SERVICES PROVIDED BY THE ELKHART COUNTY BUILDING DEPARTMENT WHEREAS Indiana Code Sections 36-1-3-1 et seq. permits any
More informationCity of Valdosta Land Development Regulations. Table of Contents
TITLE 1 ADMINISTRATION Chapter 102 General Provisions 102-1 Title 102-2 Purpose 102-3 Authority 102-4 Jurisdiction 102-5 Application of Ordinance 102-6 Relationship to Existing Ordinances 102-7 Powers
More informationCOMP PLAN SUBMITTAL CHECKLIST
VILLAGE OF ROYAL PALM BEACH PLANNING and ZONING 1050 Royal Palm Beach Boulevard Royal Palm Beach, FL 33411 (561) 790-5131 DEVELOPMENT APPLICATION COMP PLAN SUBMITTAL CHECKLIST Application Date Received:
More informationDevelopment Variance Permit Application Package
When do I need a Development Variance Permit? Development Variance Permit Application Package If my proposed development does not meet the standards set out in the Zoning Regulation Bylaw on matters that
More informationChapter 17.53 WIRELESS COMMUNICATION FACILITIES
Chapter 17.53 WIRELESS COMMUNICATION FACILITIES Sections: 17.53.010 Purpose. 17.53.020 Exempt facilities. 17.53.030 Applicability. 17.53.040 Conditional Use. 17.53.050 Application for use permit 17.53.060
More informationSTAFF REPORT: CONSENT CALENDAR. Vasanth Venugopal. 367 Via Lido Soud, City of Newport Beach (County of Orange)
STATE OF CALIFORNIA - NATURAL RESOURCES AGENCY CALIFORNIA COASTAL COMMISSION South Coast Area Office 200 Oceangate, Suite 1000 Long Beach, CA 90802-4302 (562) 590-5071 EDMUND G. BROWN, Jr., Governor F
More informationAppendix C. Municipal Planning and Site Restoration Considerations
Appendix C Municipal Planning and Site Restoration Considerations 67 68 Appendix C - Municipal Planning and Site Restoration Considerations This appendix contains best practice standards for site planning
More informationHow To Amend A Stormwater Ordinance
Regulatory Alternatives to Address Stormwater Management and Flooding in the Marlboro Street Study Area Alternative 1: Amend Existing Local Regulations This proposed alternative provides an incremental
More informationElectronic Signature and Fee Payment Confirmation
Jeff Levine, AICP, Director Planning & Urban Development Department Electronic Signature and Fee Payment Confirmation Notice: Your electronic signature is considered a legal signature per state law. By
More information4. New $ 100.00 Minimum Plumbing, HVAC, Alarms, Sprinklers, and any permanent systems 5. Replacement $ 50.00 Minimum
WEST GOSHEN TOWNSHIP FEE SCHEDULE Effective May 1, 2013 I. Residential Building Permit (excluding multi unit dwellings included in Section II) Surcharge: There is a $4.00 State Mandated Fee attached to
More informationUpper Southampton Township Department of Licenses and Inspections 939 Street Rd. Southampton, Pa. 18966 Phone: 215-322-9700 Fax: 215-322-5842
Upper Southampton Township Department of Licenses and Inspections 939 Street Rd. Southampton, Pa. 18966 Phone: 215-322-9700 Fax: 215-322-5842 APPLICATION for ZONING and BUILDING PERMIT APPLICATION INSTRUCTIONS:
More informationRESIDENTIAL ON-SITE WASTEWATER TREATMENT SYSTEM (OWTS) INSTALLATION PERMIT (New or Repair) Instructions and Application Form
DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT 1555 North 17 th Avenue Greeley, CO 80631 Web: www.weldhealth.org Health Administration Vital Records Tele: 970.304.6410 Fax: 970.304.6412 Public Health & Clinical
More informationLand Use and Zoning. Land Use Within the Port Madison Indian Reservation
Land Use and Zoning Land Use Within the Port Madison Indian Reservation A portion of the Suquamish Rural Village is Trust land, owned either by the Tribe or individual tribal members. The following list
More informationReceiving Water Body:
62-330 ENVIRONMENTAL RESOURCE PERMIT INDIVIDUAL - TECHNICAL STAFF REPORT 04-Nov-2015 APPLICATION #: IND-059-16968-1 Applicant: Eddie Dixon Holmes District School Board 701 E Pennsylvania Ave Bonifay, FL
More informationNEVADA COUNTY COMMUNITY DEVELOPMENT AGENCY
NEVADA COUNTY COMMUNITY DEVELOPMENT AGENCY PLANNING DEPARTMENT ERIC ROOD ADMINISTRATION BUILDING 950 Maidu Avenue, Suite 170 Nevada City, California 95959-8617 (530) 265-1222 FAX (530) 265-9851 APPLICATION
More informationCLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE
1008 STORM DRAINAGE (3/24/05) 1008.01 PURPOSE To minimize the amount of stormwater runoff resulting from development utilizing nonstructural controls where possible, maintain and improve water quality,
More informationdpd 316 Seattle Permits Tip www.seattle.gov/dpd Subject-to-Field-Inspection (STFI) Permits Projects that Qualify as STFI
dpd Department of Planning and Development Tip 316 Seattle Permits part of a multi-departmental City of Seattle series on getting a permit Subject-to-Field-Inspection (STFI) Permits Updated June 3, 2015
More informationChesapeake Bay Preservation Ordinance Waiver and Exception Process Guidance for Activities in the Resource Protection Area (RPA)
Chesapeake Bay Preservation Ordinance Waiver and Exception Process Guidance for Activities in the Resource Protection Area (RPA) Property owners interested in working in the Resource Protection Area (RPA)
More informationATTENTION BUILDERS, CONTRACTORS AND DEVELOPERS
ATTENTION BUILDERS, CONTRACTORS AND DEVELOPERS Wellington Fire Protection District Development and Construction Plan Review Fee Policy. For any questions, contact the Fire Marshal at (970) 568-3232, ext
More information6.0 Site Planning. East of Highway One, the maximum height shall be thirtyfive (35) feet unless otherwise designated.
6.0 Site Planning 6.1 USES No more than one residence shall be constructed on any lot of less than three acres; however, this does not preclude the inclusion of a guest suite as part of the complex, as
More informationCPED STAFF REPORT Prepared for the City Planning Commission
CPED STAFF REPORT Prepared for the City Planning Commission CPC Agenda Item #1 June 23, 2014 RLS-72 LAND USE APPLICATION SUMMARY Property Location: 222 Hennepin Avenue Project Name: 222 Prepared By: Becca
More informationLOWER PROVIDENCE TOWNSHIP Montgomery County, Pennsylvania ORDINANCE NO.
LOWER PROVIDENCE TOWNSHIP Montgomery County, Pennsylvania ORDINANCE NO. AN ORDINANCE TO AMEND THE CODE OF LOWER PROVIDENCE TOWNSHIP, MONTGOMERY COUNTY, PENNSYLVANIA, BY ADDING PART 9 NATURAL RESOURCES
More informationA Guide for the Homeowner/Builder
A Guide for the Homeowner/Builder To repair, alter, add to or construct a new home, carport, garage, sundeck or other work Plus other related information Table of Contents 1. Introduction... 1 2. Building
More informationModel Subdivision and Land Development (SALDO) Subdivision/ Land Development Presentation Overview. Why Subdivision and Land Development Regulations?
Model Subdivision and Land Development (SALDO) Subdivision/ Land Development Presentation Overview Purpose of Subdivision/ Land Development Ordinances (SALDO) Municipalities Planning Code Process Design
More informationWater LA. capture conserve reuse. California Adaptation Forum 2014 From Watershed to Coast: Adapting to Rising Seas & Prolonged Drought
California Adaptation Forum 2014 From Watershed to Coast: Adapting to Rising Seas & Prolonged Drought A residence based urban acupuncture project, funded by the California Coastal Conservancy and LADWP
More informationSTAFF REPORT PLANNING COMMISSION REGULAR MEETING OF OCTOBER 20, 2015. Debbie Hill, Associate Planner dhill@brentwoodca.gov 9386-A1
STAFF REPORT PLANNING COMMISSION REGULAR MEETING OF OCTOBER 20, 2015 PREPARED BY: AGENDA ITEM & FILE NUMBER: PROJECT DESCRIPTION: PROJECT SIZE & LOCATION: GENERAL PLAN: ZONING: OWNER/APPLICANT: Debbie
More informationConservation Tax Credit Regulations Chapter 391-1-6 A-1 RULES OF GEORGIA DEPARTMENT OF NATURAL RESOURCES CHAPTER 391-1-6
Conservation Tax Credit Regulations Chapter 391-1-6 A-1 RULES OF GEORGIA DEPARTMENT OF NATURAL RESOURCES CHAPTER 391-1-6 GEORGIA CONSERVATION TAX CREDIT PROGRAM TABLE OF CONTENTS 391-1-6-.01 Purpose and
More informationBOARD OF ADJUSTMENT STAFF REPORT. BOA File No. 3786 1515 West Avenue- Multifamily Building
MIAMI BEACH PLANNING DEPARTMENT FROM: DATE: RE: BOARD OF ADJUSTMENT STAFF REPORT Thomas R. Mooney, AIC~ Planning Director December 4, 2015 Meeting BOA File No. 3786 1515 West Avenue- Multifamily Building
More informationMidland Park Architectural Review and Approval Guidelines Background (Revised March 2016)
Midland Park Architectural Review and Approval Guidelines Background (Revised March 2016) Pursuant to Section 15.3 of the Amended and Restated Condominium Declaration (A&RCD) for Midland Park Condominium
More informationEXHIBIT B. Color-Keyed Legend for Tracking Categories of Proposed Ordinance Amendments
Color-Keyed Legend for Tracking Categories of Proposed Ordinance Amendments Clean-up/Housekeeping- correcting errors, omissions, internal inconsistencies; provide additional clarity for interpretation;
More informationCity of Mandeville. Guidelines for Construction and Development
City of Mandeville Guidelines for Construction and Development 1 Application for Permitting Requirements The following items must accompany any application for a permit for the construction of single family
More informationWildlife Habitat Conservation and Management Plan
Wildlife Habitat Conservation and Management Plan For [Applicant Name] [Insert photo of property] Developed in Cooperation with Jane Doe Habitat Conservation Biologist Oregon Department of Fish and Wildlife
More informationCounty of San Diego, Planning & Development Services SECOND DWELLING UNIT
County of San Diego, Planning & Development Services ZONING DIVISION The Zoning Ordinance, Section 6156.x, allows the addition of a second dwelling unit to those properties zoned to allow the Family Residential
More informationALBUQUERQUE BERNALILLO COUNTY WATER UTILITY AUTHORITY WATER WASTE ORDINANCE
4-1-1 SHORT TITLE... 1 4-1-2 INTENT... 1 4-1-3 DEFINITIONS... 1 4-1-4 WATERING RESTRICTIONS... 4 4-1-5 WATER WASTE... 5 4-1-6 SPECIAL PERMITS... 6 4-1-7 VARIANCES, EXEMPTIONS AND APPEALS... 7 4-1-8 FEES;
More informationApplication Package for License for Sidewalk Dining Adjacent to Eating Establishment
Application Package for License for Sidewalk Dining Adjacent to Eating Establishment Community & Economic Development Department Planning Division T :: 831.648.3190 F :: 831.648.3184 www.ci.pg.ca.us/cedd
More informationThe City of Basehor, Kansas
The City of Basehor, Kansas Residential and Miscellaneous Permits This list provides general information regarding permit requirements for various residential construction and maintenance activities. The
More informationMSHDA Affordable Green Enterprise Green Communities USGBC LEED
TAB M The ("QAP") is designed to further the Authority's mission by providing a process to allocate Low Income Housing Tax Credits ("LIHTC") to developments promoting safe, decent, affordable housing.
More informationResidential Turf Removal Program Application Package
Instructions Residential Turf Removal Program Application Package 1. PROJECTS THAT HAVE BEEN STARTED OR ALREADY COMPLETED PRIOR TO REBATE RESERVATION APPROVAL ARE NOT ELIGIBLE. 2. Read the program terms
More informationBuilding Permit Application Packet. BUILDING CODES Adopted by La Plata County For Enforcement In The Unincorporated Areas Of La Plata County
Building Permit Application Packet The purpose of Building Codes is to establish the minimum requirements to safe guard the public health, safety and general welfare through structural strength, means
More informationAGENDA LARIMER COUNTY PLANNING COMMISSION Wednesday, April 20, 2016/6:30 P.M./Commissioners' Hearing Room
AGENDA LARIMER COUNTY PLANNING COMMISSION Wednesday, April 20, 2016/6:30 P.M./Commissioners' Hearing Room A. CALL TO ORDER B. PLEDGE OF ALLEGIANCE C. PUBLIC COMMENT ON THE COUNTY LAND USE CODE D. PUBLIC
More informationHow To Install An Overhead Sewer
Village of Broadview Flood Control Assistance Program Village of Broadview 2350 S. 25 th Avenue, Broadview, IL 60155 INTRODUCTION The Village of Broadview is served by combined sewers which carry sewage
More informationB. Improve the appearance and character of areas surrounding new development.
Chapter 4.3: Landscape Regulations Sections: 4.301 Purposes 4.302 Applicability 4.303 General Provisions 4.304 Landscape Maintenance 4.301 Purposes The purposes of these regulations are to: A. Promote
More information3.4 DRAINAGE PLAN. 3.4.1 Characteristics of Existing Drainages. 3.4.2 Master Drainage System. Section 3: Development Plan BUTTERFIELD SPECIFIC PLAN
3.4 DRAINAGE PLAN This section describes the existing onsite drainage characteristics and improvements proposed within this Specific Plan. Following this description, drainage plan development standards
More informationCOUNTY OF EL DORADO DEVELOPMENT SERVICES ZONING ADMINISTRATOR STAFF REPORT SPECIAL USE PERMIT
COUNTY OF EL DORADO DEVELOPMENT SERVICES ZONING ADMINISTRATOR STAFF REPORT Agenda of: January 20, 2010 Item No.: Staff: 4.a. Aaron Mount SPECIAL USE PERMIT FILE NUMBER: APPLICANTS: REQUEST: LOCATION: S08-0030/Birt
More informationBEFORE YOU BUILD GUIDE
- 1 - BEFORE YOU BUILD GUIDE A GUIDE FOR HOMEBUILDERS Permit Process Steps The following shows the steps in the permit process. A description of each step is included in the following pages. Gather information
More informationFerry County Out Building Application
Ferry County Out Building Application 1. Will the building be larger than 1000 square feet? Yes No 2. Will the building have eave projections greater than 2 feet? Yes No 3. Will the building be greater
More informationORDINANCE NO. 2013-988
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YORBA LINDA AMENDING CHAPTER 15.24 OF THE YORBA LINDA MUNICIPAL CODE AND ADOPTING BY REFERENCE THE CALIFORNIA PLUMBING CODE, 2013 EDITION, WHICH INCORPORATES
More informationNEVADA COUNTY COMMUNITY DEVELOPMENT AGENCY
NEVADA COUNTY COMMUNITY DEVELOPMENT AGENCY PLANNING DEPARTMENT ERIC ROOD ADMINISTRATION BUILDING 950 Maidu Avenue, Suite 170 Nevada City, California 95959-8617 Phone (530) 265-1222 HOME BUSINESS PERMIT
More informationEXHIBIT LRP: 2007-0003:A ORDINANCE NO.
EXHIBIT LRP: 2007-0003:A ORDINANCE NO. AN ORDINANCE AMENDING TITLE 19 OF THE SAN LUIS OBISPO COUNTY CODE, THE BUILDING AND CONSTRUCTION ORDINANCE, BY AMENDING SECTION 19.07.042 RELATING TO WATER CONSERVATION
More informationPost-Wildfire Clean-Up and Response in Houston Toad Habitat Best Management Practices
Post-Wildfire Clean-Up and Response in Houston Toad Habitat Best Management Practices Purpose The purpose of this document is to provide guidance and recommendations for minimizing potential impacts to
More informationCarlton Fields Memorandum
Carlton Fields Memorandum TO: FROM: RE: DAN WEEDE FRED RUSHING RIPARIAN BUFFER DATE: JULY 26, 2013 BACKGROUND Both the state of Georgia and the city of Atlanta 1 have certain guidelines that must be followed
More informationCITY OF NEW HAVEN, CONNECTICUT CITY PLAN DEPARTMENT 165 CHURCH STREET, 5 TH FLOOR, NEW HAVEN, CT 06510-2010 PHONE 203.946.6378 FAX 203.946.
Application for Development Permit DATA CHECK BOX WHERE APPROPRIATE. PRINT OR TYPE INFORMATION IN SPACE PROVIDED. 1. Project Address(es) A/K/A: Tax Map-Block-Parcel(s) Nearest Cross Street: 2. Property
More informationSECTION 105 PERMITS. 2. Fences not over 6 feet (1829 mm) high. 3. Oil derricks.
SECTION 105 PERMITS 105.1 Required. Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install,
More informationCHAPTER 23 Wireless Communication Facilities
CHAPTER 23 Wireless Communication Facilities Section 23.1 Purpose It is the general purpose and intent of this Section to comply with the requirements of the Federal Telecommunications Act of 1996, as
More information